Eco-luxury Villa near Uluwatu’s Iconic Cliffs
Pecatu, Uluwatu · 1 Bed · 1 Bath · 111m²
The key facts
Who owns whatLeasehold · 28 yrs left
Leasehold (Hak Sewa). You rent the property from the owner for a fixed number of years, agreed with a notary. Foreigners can hold a leasehold directly. When the lease ends, the property goes back to the owner unless you extend. An extension is only a right if it's written in the contract (with its price or how the price is set); it's never automatic. Check the years left and that clause. The value usually drops as the years run down.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease2026 → 2054
Price vs similar villasHigh confidence · 69 villas
Each dot is one of 69 live leasehold 1-bedroom villas in Uluwatu with 23 to 33 years left and 78 to 144 m² of building; the orange dot is this one, at IDR 3.4B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 42 live 1-bed yearly leases in Uluwatu (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep, and the price spread over the years left. Not a promise of income. Change the numbers.
Can you rent it out?
Ask what the zone allows before counting on rental income. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.
Questions to ask before you buy
- Can I see the land certificate (SHM, HGB or the lease deed)? Is it in the seller's name?
- How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
- What zone is the land in (for example yellow or pink), and does it allow a villa or renting it out?
- Is there a building permit (PBG, formerly IMB)? A certificate that the building is fit to use (SLF)?
- Are the land and building taxes (PBB) paid? Any debts, disputes or family claims on the land?
- Who pays the notary fees and the transfer taxes?
- Is it rented now? Will that contract continue after the sale?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 1
- Bathrooms
- 1
- Building
- 111 m²
- Land
- 195 m²
- Pool
- Private pool
About this villa
Discover a unique villa nestled within an eco-complex in Uluwatu, just steps from the breathtaking cliffs and renowned Bvlgari Resort. With a land size of 195 m² and a unit area of 111 m², this 1-bedroom villa offers a spacious living experience. The property comes with a 28-year LEASEHOLD, plus a guaranteed 25-year extension option, ensuring long-term peace of mind. The villa features a private pool measuring 12 m², complemented by a 27.5 m² terrace and a rooftop spanning 38.5 m², providing stunning garden views and outdoor spaces for relaxation. For those seeking more space, a 2-bedroom option is also available. Situated only 100 meters from the cliffs of Uluwatu and just a 5-minute drive to Nyang Nyang Beach, the villa combines tranquility with proximity to nature. Its strategic location includes easy access to key areas, such as a 30-minute drive from the airport and a mere 50 meters from a nearby helipad. With ongoing infrastructure development designed to reduce traffic and enhance accessibility, this villa provides both luxury living and convenience, making it the perfect getaway near Bali's coastline. PRICE : from USD 215.000 for 28 years Leasehold with guaranteed 25 years extension option. Show more Show less Leasehold Private Pool Roof Terrace Updated: 2025-11-26 First Live Date: 2024-10-24
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
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